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題名 土地整合對於土地開發可能性之影響- 以高雄市第29期市地重劃區為例
The Impact of Land Assembly on the Possibility of Land Development- An Empirical Study of Phase 29 Land Adjustment in Kaohsiung City
作者 黃筠芳
Huang, Yun-Fang
貢獻者 林子欽
Lin, Tzu-Chin
黃筠芳
Huang, Yun-Fang
關鍵詞 土地整合
土地開發
存活分析
Land Assembly
Land Development
Survival Analysis
日期 2021
上傳時間 4-Aug-2021 15:51:26 (UTC+8)
摘要 在台灣的都市發展過程中，經常可見到高度發展地區中存在有閒置土地或是未達最適利用的土地。但是在都市發展地區土地資源相對稀少且珍貴的情況下，為何仍有土地處於未開發狀態呢?這是本研究的出發點。本研究觀察到在現實生活中，重劃區的土地幾乎變成建設公司競相角逐的目標，幾年之後，住房大樓逐漸出現，但是仍然可以發現在同一重劃區內，建物開發時機不一致的情形。然而開發時機不一致所導致的土地利用不連續現象，與傳統的競租理論並不相符。因此，本研究以重劃區為例，探討影響特定區域內開發時間早晚落差的原因，並且猜測土地整合的過程是土地開發時間不一致現象的原因。
透過文獻整理得知，土地開發涉及非單一的影響因素，且在過往的研究中對於開發可能性的影響程度缺乏具體的分析數據。因此，本研究以存活模型作為研究方法，證明除了土地坐落地段、土地面積以及土地使用分區等土地外在特徵以外，合併與否以及合併的土地筆數等整合因素，對於土地開發成住宅大樓皆有顯著的影響，並具體量化土地整合因素對於開發可能性的影響程度。
從實證結果發現：在土地重劃區中土地整合會促使土地提早開發，亦即有經過土地整合的土地相較於沒有整合者，其開發成住宅大樓的機會增加約1~2倍，然而，由於土地整合尚需耗費協商成本的緣故，當土地整合筆數過多，反而會降低土地開發機會甚至阻礙土地開發，數據顯示當進行土地開發所需合併的土地筆數達5筆時，土地開發的機會將會減少80%。從本研究的實證結果，證實土地整合的過程包括整合與否、整合的筆數，皆顯著影響土地開發。據此，本研究應能提供未來對於土地開發決策時作為整合策略的參考。
In the process of urban development in Taiwan, there is idle land or land that is not optimally used in highly developed areas. Considering the fact that urban development areas stand for relatively scarce and precious land resources, why is there still considerable undeveloped land? This is the background of this research. In real world, the lots in redevelopment area are the earnest targets for construction companies. Buildings over the lands gradually show up after a few years of development; however, inconsistency of the development timing is still noted among these developed lots even if they are in the same development area. Such a discontinuity of land use caused by the inconsistent development timing is not compatible with the traditional bid rent theory. According to the above-mentioned phenomenon, this study took the development area for example to explore the reasons causing the inconsistency of development timing in a specific area and to hypothesize that the process of land integration is the reason for the inconsistency of land development time.
After reviewing of literatures, we found that land development involves multiple confounding factors and there is a lack of specific data of the influence on development possibilities in previous studies. Therefore, this study uses the survival model as the research method to prove the following hypothesis: in addition to the external characteristics of the land such as the location of the land and the area of the land, the land use zoning would influence the land development and the assembly factors consisting of whether the lots are merged and the number of merged lands are also significant for land development. Furthermore, the study also specifies the degree of influence of land assembly factors on the possibility of development.
As a result, it indicates that land assembly will facilitate the early development of land; that is, in comparison with those without assembly, the chance of being developed into residential buildings will increase by 1 to 2 times. Nevertheless, land assembly itself may also be the cost mainly due to the process of negotiation. When the number of land transactions increases, it will reduce the chances of land development and even hinder land development. Our data reveals that when there are five lots to be merged for land development, the chance of land development will decrease by 80%. In summary, we demonstrate that the process of land assembly, including assembly or not and the number of parcels in assembly, will significantly affect land development. According to the conclusion, this study should be able to provide a reference for future assembly strategies when making land development decisions.
參考文獻 中文文獻
1. 林子欽、許明芳，2003，「個別土地開發前的產權調整-市地重劃區個案觀察」，『台灣土地研究』，6(2):1-16。
2. 林英彥，2003，「臺灣之市地重劃問題與對策」，『土地問題研究季刊』， 2(1)：50-54。
3. 林建甫，2008，『存活分析』，雙葉書廊出版社。
4. 林森田，2008，『土地經濟學』，自版。
5. 莊其穆，2018，「臨床醫學常用存活分析研究法」，『台灣醫界』，61(7)：16-22
6. 張紹勳，2017，『生物醫學統計-使用STaTa分析』，五南出版社。
7. 梁仁旭，2005，「土地選擇權時間價值之研究」，『都市與計劃』，32(4)：427-442。
8. 曾禹瑄，2015，「土地開發的產權僵局-以松山二期重劃區為例」，國立政治大學地政學系碩士論文：台北。
9. 黃文祺，2008，「家戶住宅居住時間分析-存活模型之運用」，國立政治大學地政學系碩士論文：台北。
10. 黃方欣，2013，「反共有財是悲劇嗎?-土地產權的實證結果」，國立政治大學地政學系碩士論文：台北。
11. 溫豐文，2004，『土地法』，自版。
12. 劉佳侑，2006，「實質選擇權對土地開發時機及其價值影響之實證研究」，國立政治大學地政學系碩士論文：台北。
13. 賴宗裕，1986，「台北市市地重劃效益之研究」，國立政治大學地政學系碩士論文：台北。
14. 謝智榮，1996，「臺灣市地重劃實例與優缺點」，『中國土地科學』，10(6)：22-23。
15. 羅浚杰，2008，「以賽局理論探討民間土地整合開發之地主拿翹行為」，國立台北大學不動產與城鄉環境學系碩士論文：台北。

 
英文文獻
1. Adams, D., Disberry, A., Hutchison, N., Munjoma, T. , 2001, “Ownership constraints to brownfield redevelopment”, Environment and Planning A, 33:453-477.
2. Adams, C.D. and May, H.G., 1991, “Active and Passive Behaviour in Land Ownership” , Urban Studies, 28 (5) : 687-705.
3. Adams, D. and Hutchison, N., 2000, “The Urban Task Force Report: Reviewing Land Ownership Constraints to Brownfield Redevelopment`”, Regional Studies,
34 (8) : 777-782.
4. Allison, P.D., 2014, “Event History And Survival Analysis”, SAGE Publication: London.
5. Cadigan, J., Schmitt, P., Shupp, R., Swope, K., 2009, “An Experimental Study of the Holdout Problem in Multilateral Bargaining Game", Southern Economic Journal 76 (2) : 444-457.
6. Colwell P. F., Munneke, H. J., 1997, “The Structure of Urban Land Prices”, Journal of Urban Economics, 41 : 321-336.
7. Colwell P. F., Munneke, H. J., 1999, “Land Prices and Land Assembly in the CBD”, Journal of Real Estate Finance and Economics, 18(2) : 163-180.
8. Colwell, P. F., Sirmans, C.F., 1980, “Nonlinear Urban Land Prices”, Urban Geography, 1 (2 ) : 141-152.
9. Eckart, W., 1985, “On the Land Assembly Problem” , Journal of Urban Economics, 18 : 364-378.
10. Evans, A. W. ,2004, “Economics, Real Estate and the Supply of Land”, Blackwell Publishing.
11. Goodchild, R. N. and Munton, R. J. C., 1985, “Development and the Landowner : An alanysis of the British experience ”, London and Boston: G. Allen & Unwin.
12. Lin, T.C., 2005, “Land Assembly in a Fragmented Land Market through Land Readjustment”, Land Use Policy, 22 : 95-102.
13. Lin, T. C. and Evans, A. W., 2000, “The Relationship Between the Price of Land and Size of Plot When Plots Are Small”, Land Economics, 76(3) : 386-394.
14. Lin, T. C., Huang, F. H. and Lin, S. E., 2018, “Land Assembly for Urban Development in Taipei City with Particular Reference to Old Neighborhoods”, Land Use Policy, 78 : 555-561.
15. Lindenthal, T., Eichholtz, P.and Geltner, D., 2017, “Land Assembly in Amsterdam, 1832-2015”, Regional Science and Urban Economics, 64 : 57-67.
16. Miceli, T. J. and Segerson, K., 2006, “A Bargaining Model of Holdouts and Takings”, Economics Working Papers, 22 : 1-17.
17. Plassmann, F. and Tideman, T., 2007, “Efficient Urban Renewal Without Takings: Two Solutions to the Land Assembly Problem”, Journal of Economic Literature, Classification Codes: K11, R52
18. Quigg, L., 1993, “Empirical testing of real option-pricing models”, Journal of Finance, 48(2) : 621-640.
19. Tabuchi, T., 1996, “Quantity Premia in Real Property Markets”, Land Economics, 72(2) : 206-217.
20. Titman, S.,1985, “Urban Land Prices Under Uncertainty”, The American Economic Review , 75 (3) : 505-514.
描述 碩士
國立政治大學
地政學系
108257026
資料來源 http://thesis.lib.nccu.edu.tw/record/#G0108257026
資料類型 thesis
dc.contributor.advisor 林子欽zh_TW
dc.contributor.advisor Lin, Tzu-Chinen_US
dc.contributor.author (Authors) 黃筠芳zh_TW
dc.contributor.author (Authors) Huang, Yun-Fangen_US
dc.creator (作者) 黃筠芳zh_TW
dc.creator (作者) Huang, Yun-Fangen_US
dc.date (日期) 2021en_US
dc.date.accessioned 4-Aug-2021 15:51:26 (UTC+8)-
dc.date.available 4-Aug-2021 15:51:26 (UTC+8)-
dc.date.issued (上傳時間) 4-Aug-2021 15:51:26 (UTC+8)-
dc.identifier (Other Identifiers) G0108257026en_US
dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/136539-
dc.description (描述) 碩士zh_TW
dc.description (描述) 國立政治大學zh_TW
dc.description (描述) 地政學系zh_TW
dc.description (描述) 108257026zh_TW
dc.description.abstract (摘要) 在台灣的都市發展過程中，經常可見到高度發展地區中存在有閒置土地或是未達最適利用的土地。但是在都市發展地區土地資源相對稀少且珍貴的情況下，為何仍有土地處於未開發狀態呢?這是本研究的出發點。本研究觀察到在現實生活中，重劃區的土地幾乎變成建設公司競相角逐的目標，幾年之後，住房大樓逐漸出現，但是仍然可以發現在同一重劃區內，建物開發時機不一致的情形。然而開發時機不一致所導致的土地利用不連續現象，與傳統的競租理論並不相符。因此，本研究以重劃區為例，探討影響特定區域內開發時間早晚落差的原因，並且猜測土地整合的過程是土地開發時間不一致現象的原因。
透過文獻整理得知，土地開發涉及非單一的影響因素，且在過往的研究中對於開發可能性的影響程度缺乏具體的分析數據。因此，本研究以存活模型作為研究方法，證明除了土地坐落地段、土地面積以及土地使用分區等土地外在特徵以外，合併與否以及合併的土地筆數等整合因素，對於土地開發成住宅大樓皆有顯著的影響，並具體量化土地整合因素對於開發可能性的影響程度。
從實證結果發現：在土地重劃區中土地整合會促使土地提早開發，亦即有經過土地整合的土地相較於沒有整合者，其開發成住宅大樓的機會增加約1~2倍，然而，由於土地整合尚需耗費協商成本的緣故，當土地整合筆數過多，反而會降低土地開發機會甚至阻礙土地開發，數據顯示當進行土地開發所需合併的土地筆數達5筆時，土地開發的機會將會減少80%。從本研究的實證結果，證實土地整合的過程包括整合與否、整合的筆數，皆顯著影響土地開發。據此，本研究應能提供未來對於土地開發決策時作為整合策略的參考。		zh_TW
dc.description.abstract (摘要) In the process of urban development in Taiwan, there is idle land or land that is not optimally used in highly developed areas. Considering the fact that urban development areas stand for relatively scarce and precious land resources, why is there still considerable undeveloped land? This is the background of this research. In real world, the lots in redevelopment area are the earnest targets for construction companies. Buildings over the lands gradually show up after a few years of development; however, inconsistency of the development timing is still noted among these developed lots even if they are in the same development area. Such a discontinuity of land use caused by the inconsistent development timing is not compatible with the traditional bid rent theory. According to the above-mentioned phenomenon, this study took the development area for example to explore the reasons causing the inconsistency of development timing in a specific area and to hypothesize that the process of land integration is the reason for the inconsistency of land development time.
After reviewing of literatures, we found that land development involves multiple confounding factors and there is a lack of specific data of the influence on development possibilities in previous studies. Therefore, this study uses the survival model as the research method to prove the following hypothesis: in addition to the external characteristics of the land such as the location of the land and the area of the land, the land use zoning would influence the land development and the assembly factors consisting of whether the lots are merged and the number of merged lands are also significant for land development. Furthermore, the study also specifies the degree of influence of land assembly factors on the possibility of development.
As a result, it indicates that land assembly will facilitate the early development of land; that is, in comparison with those without assembly, the chance of being developed into residential buildings will increase by 1 to 2 times. Nevertheless, land assembly itself may also be the cost mainly due to the process of negotiation. When the number of land transactions increases, it will reduce the chances of land development and even hinder land development. Our data reveals that when there are five lots to be merged for land development, the chance of land development will decrease by 80%. In summary, we demonstrate that the process of land assembly, including assembly or not and the number of parcels in assembly, will significantly affect land development. According to the conclusion, this study should be able to provide a reference for future assembly strategies when making land development decisions.		en_US
dc.description.tableofcontents 第一章 緒論 1
第一節 研究動機與研究目的 1
第二節 研究架構與流程 3
第二章 文獻回顧 5
第一節 促使土地整合的原因 5
第二節 影響土地開發之產權因素 11
第三節 其他影響土地開發之因素 14
第三章 研究設計 19
第一節 研究範圍與研究期間 19
第二節 研究方法與模型設計 22
第三節 資料說明與處理 32
第四節 樣本敘述統計分析 38
第四章 實證結果與分析 41
第一節 土地外在特徵對於土地空置期間的影響 41
第二節 土地整合與否對於土地空置期間的影響 46
第三節 土地整合筆數對於土地空置期間的影響 53
第五章 結論與建議 69
第一節 結論 69
第二節 研究建議 75
參考文獻 77		zh_TW
dc.format.extent 2938365 bytes-
dc.format.mimetype application/pdf-
dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0108257026en_US
dc.subject (關鍵詞) 土地整合zh_TW
dc.subject (關鍵詞) 土地開發zh_TW
dc.subject (關鍵詞) 存活分析zh_TW
dc.subject (關鍵詞) Land Assemblyen_US
dc.subject (關鍵詞) Land Developmenten_US
dc.subject (關鍵詞) Survival Analysisen_US
dc.title (題名) 土地整合對於土地開發可能性之影響- 以高雄市第29期市地重劃區為例zh_TW
dc.title (題名) The Impact of Land Assembly on the Possibility of Land Development- An Empirical Study of Phase 29 Land Adjustment in Kaohsiung Cityen_US
dc.type (資料類型) thesisen_US
dc.relation.reference (參考文獻) 中文文獻
1. 林子欽、許明芳，2003，「個別土地開發前的產權調整-市地重劃區個案觀察」，『台灣土地研究』，6(2):1-16。
2. 林英彥，2003，「臺灣之市地重劃問題與對策」，『土地問題研究季刊』， 2(1)：50-54。
3. 林建甫，2008，『存活分析』，雙葉書廊出版社。
4. 林森田，2008，『土地經濟學』，自版。
5. 莊其穆，2018，「臨床醫學常用存活分析研究法」，『台灣醫界』，61(7)：16-22
6. 張紹勳，2017，『生物醫學統計-使用STaTa分析』，五南出版社。
7. 梁仁旭，2005，「土地選擇權時間價值之研究」，『都市與計劃』，32(4)：427-442。
8. 曾禹瑄，2015，「土地開發的產權僵局-以松山二期重劃區為例」，國立政治大學地政學系碩士論文：台北。
9. 黃文祺，2008，「家戶住宅居住時間分析-存活模型之運用」，國立政治大學地政學系碩士論文：台北。
10. 黃方欣，2013，「反共有財是悲劇嗎?-土地產權的實證結果」，國立政治大學地政學系碩士論文：台北。
11. 溫豐文，2004，『土地法』，自版。
12. 劉佳侑，2006，「實質選擇權對土地開發時機及其價值影響之實證研究」，國立政治大學地政學系碩士論文：台北。
13. 賴宗裕，1986，「台北市市地重劃效益之研究」，國立政治大學地政學系碩士論文：台北。
14. 謝智榮，1996，「臺灣市地重劃實例與優缺點」，『中國土地科學』，10(6)：22-23。
15. 羅浚杰，2008，「以賽局理論探討民間土地整合開發之地主拿翹行為」，國立台北大學不動產與城鄉環境學系碩士論文：台北。

 
英文文獻
1. Adams, D., Disberry, A., Hutchison, N., Munjoma, T. , 2001, “Ownership constraints to brownfield redevelopment”, Environment and Planning A, 33:453-477.
2. Adams, C.D. and May, H.G., 1991, “Active and Passive Behaviour in Land Ownership” , Urban Studies, 28 (5) : 687-705.
3. Adams, D. and Hutchison, N., 2000, “The Urban Task Force Report: Reviewing Land Ownership Constraints to Brownfield Redevelopment`”, Regional Studies,
34 (8) : 777-782.
4. Allison, P.D., 2014, “Event History And Survival Analysis”, SAGE Publication: London.
5. Cadigan, J., Schmitt, P., Shupp, R., Swope, K., 2009, “An Experimental Study of the Holdout Problem in Multilateral Bargaining Game", Southern Economic Journal 76 (2) : 444-457.
6. Colwell P. F., Munneke, H. J., 1997, “The Structure of Urban Land Prices”, Journal of Urban Economics, 41 : 321-336.
7. Colwell P. F., Munneke, H. J., 1999, “Land Prices and Land Assembly in the CBD”, Journal of Real Estate Finance and Economics, 18(2) : 163-180.
8. Colwell, P. F., Sirmans, C.F., 1980, “Nonlinear Urban Land Prices”, Urban Geography, 1 (2 ) : 141-152.
9. Eckart, W., 1985, “On the Land Assembly Problem” , Journal of Urban Economics, 18 : 364-378.
10. Evans, A. W. ,2004, “Economics, Real Estate and the Supply of Land”, Blackwell Publishing.
11. Goodchild, R. N. and Munton, R. J. C., 1985, “Development and the Landowner : An alanysis of the British experience ”, London and Boston: G. Allen & Unwin.
12. Lin, T.C., 2005, “Land Assembly in a Fragmented Land Market through Land Readjustment”, Land Use Policy, 22 : 95-102.
13. Lin, T. C. and Evans, A. W., 2000, “The Relationship Between the Price of Land and Size of Plot When Plots Are Small”, Land Economics, 76(3) : 386-394.
14. Lin, T. C., Huang, F. H. and Lin, S. E., 2018, “Land Assembly for Urban Development in Taipei City with Particular Reference to Old Neighborhoods”, Land Use Policy, 78 : 555-561.
15. Lindenthal, T., Eichholtz, P.and Geltner, D., 2017, “Land Assembly in Amsterdam, 1832-2015”, Regional Science and Urban Economics, 64 : 57-67.
16. Miceli, T. J. and Segerson, K., 2006, “A Bargaining Model of Holdouts and Takings”, Economics Working Papers, 22 : 1-17.
17. Plassmann, F. and Tideman, T., 2007, “Efficient Urban Renewal Without Takings: Two Solutions to the Land Assembly Problem”, Journal of Economic Literature, Classification Codes: K11, R52
18. Quigg, L., 1993, “Empirical testing of real option-pricing models”, Journal of Finance, 48(2) : 621-640.
19. Tabuchi, T., 1996, “Quantity Premia in Real Property Markets”, Land Economics, 72(2) : 206-217.
20. Titman, S.,1985, “Urban Land Prices Under Uncertainty”, The American Economic Review , 75 (3) : 505-514.		zh_TW
dc.identifier.doi (DOI) 10.6814/NCCU202101159en_US